5%-10% of collected rent ($150/mo min), a one-time placement fee, and six guarantees in writing. Median rent in the area: ~$1,395/month. Bilingual team — English & 中文.
West End, Old Town, Amelia, the Lamar corridor and the refinery belt — we know the flood map as well as the rent roll.
Workforce, family and student housing in the Golden Triangle, leased to plant schedules and university calendars.
Bilingual support for the region's industrial and medical workforce.
Also serving nearby: Lafayette · Baton Rouge · New Orleans · Lake Charles · Houston · Katy · Cypress · Pearland · Sugar Land — see all 10 city guides →
Researched October 2026. Sources: Trulia and Zillow (Oct 2026); HUD FY2026 Fair Market Rents for the Beaumont–Port Arthur MSA; CapRateCity (Feb 2026, based on Zillow ZHVI and ZORI); U.S. Census Bureau ACS.
Ranges compare Trulia listing data (October 2026) with HUD FY2026 Fair Market Rents for the Beaumont–Port Arthur MSA.
| Bedroom | Rent / mo | Notes |
|---|---|---|
| 3 bed | $1,446 – $1,500 | Trulia $1,500 · HUD FY2026 FMR $1,446 |
| 4 bed | $1,732 – $1,800 | Trulia $1,795 · HUD FY2026 FMR $1,732 |
| 2 bed | $1,103 – $1,150 | Trulia $1,150 · HUD FMR $1,103 |
| All property types | $1,200 – $1,261 | Zillow $1,200 · Trulia $1,261 (Oct 2026) |
Beaumont ISD serves the city, and Lamar University is the region's higher-education anchor with steady student-adjacent rental demand. School-district quality varies sharply by submarket here, and weaker zones correlate with higher vacancy — factor the zone into your underwriting rather than assuming citywide averages.
Beaumont is a petrochemical economy. ExxonMobil's Beaumont refinery — 369,024 barrels per day, expanded into the second-largest refinery in the U.S. — anchors the employer base alongside Motiva, Valero, BASF, Chevron Phillips and LyondellBasell, the Port of Beaumont and regional healthcare. Median household income is about $63,735. That concentration is both the opportunity and the risk: when refining runs, occupancy is strong; when it doesn't, demand softens quickly.
Beaumont is the most affordable entry point on our I-10 corridor and the most yield-driven. The median asking rent sits around $1,395 against a median list price near $235,000 — a gross rent multiplier of about 11.8×, which is why institutional and out-of-state buyers keep appearing. Tenant demand comes from three places: the refining and petrochemical complex, Lamar University, and the medical sector. Households here spend roughly a quarter of median income on rent, meaningfully below the 30% threshold, which leaves genuine room for rent growth on properties that are actually updated.
| Segment | Median asking rent | Where you see it |
|---|---|---|
| 3BR / 2BA single-family | $1,350 | West End, Old Town, Amelia |
| 4BR single-family | $1,650 | North End, Nederland, Port Neches |
| 2BR apartment / townhome | $1,050 | Downtown, Parkdale, Major Dr |
| Duplex, per side | $900 | South Park, North End |
Asking-rent bands reflect current listings and recently executed leases across our Beaumont portfolio and public market sources; segment medians are compiled from the two, so treat them as an indicative range rather than an appraisal. Headline market figures: Realtor.com Research (Louisiana, July 2026) and Doorstead Houston-metro market data (July 2026); HUD FY2026 Small Area Fair Market Rents for the Houston–The Woodlands–Sugar Land metro. The cards further up this page blend bedrooms and property types across our own portfolio, so they will not match a segment median exactly — your free rental analysis uses live comparables for your specific address and updates this report monthly. Get a free Beaumont rental analysis →
State law sets the floor. County, parish, city and private covenants stack on top of it — and in Beaumont the layer that catches owners out is usually the last one.
How we handle this in practice. Beaumont is a cash-flow market, and the deals that fail here fail on the same two lines: an underestimated roof and an underestimated insurance quote. Both are knowable before you close. The third is the tenant mix — a plant contractor on a six-month turnaround is a very different credit from a direct W-2 employee, and the two should never be underwritten the same way.
Regulations change and municipal desks read them differently street by street — always confirm the current requirement for the specific address with the city, parish or county before you rely on it. We run compliance for every property we manage, including registration renewals, annual alarm checks and the paperwork trail that decides a deposit dispute.
Three engagements from our Beaumont portfolio. Addresses are withheld at the owners' request; figures are as executed.
A small renovation — flooring, paint, a new water heater — plus a realistic price. The first tenant was a plant contractor who has now renewed twice, which in a turnaround market is the definition of a win.
The owner's main fear was flood exposure. Zone X and a current elevation certificate turned that into a marketing asset rather than a discount, and both sides leased inside three weeks.
A three-bedroom house near Lamar. Renting by the room added roughly $250 a month over a single family lease, with a co-signer on each individual lease to keep the credit risk contained.
Rent and vacancy for this city, guides by ZIP code, and every monthly report we have published for Beaumont.
Published monthly since May 2026. Figures are statistical estimates from public sources (Zillow, Realtor.com, RentCast, HUD, U.S. Census ACS) and are general information, not legal, tax or investment advice.
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